I am thinking of remortgaging my flat in Mere, does my lawyer have to be on the UBS Solicitor panel?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I acquired my flat on 11 February and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Mere advises it would be registered in less than a month. Are titles in Mere uniquely lengthy to register?
There is nothing unique about conveyancing in Mere registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. As of today approximately three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Registration occurs after the purchaser is living at the property therefore registration formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Mere is where the house is located. Is there any advice you can give?
Flying freeholds in Mere are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mere you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mere may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to retain a conveyancing solicitor for freehold conveyancing in Mere. I happened to stumble upon a web site which looks to be the perfect offering If it is possible to get all formalities completed via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a reputable estate agent office in Mere where we have experienced a few leasehold sales derailed due to short leases. I have been given inconsistent advice from local Mere conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Mere Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
-
Make sure you enquire if there are any onerous prohibitions in the lease. For example it is fairly common in Mere leases that pets are not allowed in in a block in Mere. If you love the propertyin Mere however your cat can’t live with you then you will be presented with a difficult determination. This question is useful as a) areas may result in problems for the block as the common areas may start to deteriorate if repairs are not paid for b) if the leasehold owners have a dispute with the running of the building you will want to have full disclosure The best form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants enjoy control and even though a managing agent is frequently retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves.
Whilst your website is a good idea there are many lawyers listed near Mere being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?
We are not in the business of recommending one firm above another as the right Mere conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Mere knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..